Is the fact that my solicitor in Cookham is not listed on my lender's solicitor panel that there is a problem with the standard of her conveyancing?
That is most likely a wrong assumption to make. There are plenty of plausible explanations. Just recently a report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should simply call the Cookham conveyancing firm and enquire why they are no longer on the approved list for your mortgage company.
What is your number one tip for choosing a conveyancing solicitor in Cookham
We would encourage you not to base your choice on the lowest Cookham conveyancing fees. You really do get what you pay for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of the deal.
I am due to move property in January. Will my conveyancing solicitor communicate with the removal company on the completion day. Incidentally, can you suggest a removal company in Cookham. Conveyancing firm was found before I stumbled across this site.
On the afternoon of completion you will need to pick up the keys from your property agent however this should only be done once the previous owners conveyancers confirm to the agent that they acknowledge receipt of the completion payment and the keys can be released. You will need to inform the removal men that they can start moving you in. As a matter of policy we do not suggest a particular removal company but can assist you in finding a residential property solicitor in Cookham or a legal practice with expertise in conveyancing in Cookham.
Planning on purchasing a apartment in Cookham. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Barclays conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Cookham conveyancer is on the Barclays conveyancing panel.
I've recently found out that there is a flying freehold element on a house I put an offer in last month in what should have been a straight forward, no chain conveyancing. Cookham is where the house is located. What do you suggest?
Flying freeholds in Cookham are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Cookham you would need to get your solicitor to go through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Cookham may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
Is it possible to change firm as I have to select one who is on the Platform Home Loans Ltd conveyancing panel. I was using a family conveyancing solicitor in Cookham five minutes from me but the firm is not accepted by Platform Home Loans Ltd
It would be our pleasure to assist you find a conveyancing solicitor in Cookham on the Platform Home Loans Ltd panel. Please note that the law firms that we work with do not pay us commission if you instruct them and are authorised and regulated by the Solicitors Regulation Authority who oversee all conveyancing solicitors in Cookham. In utilising search facility on this website, you can scrutinise costs for conveyancing solicitors in Cookham and beyond.
I am employed by a long established estate agent office in Cookham where we have witnessed a number of leasehold sales put at risk as a result of leases having less than 80 years remaining. I have received contradictory information from local Cookham conveyancing solicitors. Please can you clarify whether the seller of a flat can commence the lease extension process for the buyer?
As long as the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the proposed purchaser need not have to sit tight for 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed before, or simultaneously with completion of the sale.
An alternative approach is to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.
I bought a 1 bedroom flat in Cookham, conveyancing formalities finalised 9 years ago. How much will my lease extension cost? Equivalent flats in Cookham with an extended lease are worth £181,000. The average or mid-range amount of ground rent is £55 per annum. The lease terminates on 21st October 2075
You have 50 years unexpired we estimate the premium for your lease extension to span between £31,400 and £36,200 plus costs.
The figure above a general guide to costs for renewing a lease, but we are not able to supply a more accurate figure in the absence of comprehensive due diligence. Do not use the figures in tribunal or court proceedings. There are no doubt other issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. Please do not take any other action based on this information before seeking the advice of a professional.